Semi-Detached Duplex with Finished
For Sale
$949,000
15 Bergen Beach Place, Brooklyn, NY 11234
Residential, Duplex, Brooklyn, NY
Property Size1,400 SF
Lot Size0.06 Acres
Price / SF$677.86
Days on Market74
Property Features for 15 Bergen Beach Place
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
3
Bathrooms
4
Full bathrooms
1
Half bathrooms
2
Rooms
Bedroom 2, Bathroom 3, Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 2, Bedroom 1
Patio and Porch features
Patio
Interior features
Alarm, Dishwasher, Dryer, Laundry Area, Microwave, Patio Garden, Refrigerator, Stove, Washer
Basement
Finished
Subdivision
Georgetown
Standard status
Active
Size
1,400 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
6793
Amenities
central air and heat
deck
backyard
private driveway
finished basement
Building Details
Year built
1999
Floors in Building
2
Flooring type
Parquet Wood
Building materials
Brick
Architectural style
Other
Listing Agency:
Coldwell Banker LaBarca
(718) 258-1222
Listed By:
Barbara Labarca
(347) 512-4635
Added: Jun 29
Changed: Sep 5
Last Checked: Sep 10 at 4:06AM
MLS# 502654
Copyright © 2026 Brooklyn New York Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,400-square-foot semi-detached brick duplex was built in 1999 and includes three bedrooms and four bathrooms. The main level combines wood flooring, a kitchen, and a half bath with access to the deck and backyard. Three bedrooms, additional wood flooring, one full bath, and another half bath are located upstairs. A finished basement adds a full bathroom and a separate side-stair entrance. Central air and heat serve all floors, while the property also includes a private driveway, laundry area, kitchen appliances, and a new hot water heater.
The 0.0564-acre property is zoned R3-1 and is located in Brooklyn, NY 11234. Shopping, dining, schools, parks, and public transportation are identified in the surrounding area. The combination of a multi-level layout, finished lower level, outdoor areas, and private parking provides a detailed physical profile for residential income-property consideration.
The 0.0564-acre property is zoned R3-1 and is located in Brooklyn, NY 11234. Shopping, dining, schools, parks, and public transportation are identified in the surrounding area. The combination of a multi-level layout, finished lower level, outdoor areas, and private parking provides a detailed physical profile for residential income-property consideration.
Key Highlights
- Three‑bedroom, four‑bathroom duplex with 1,400 square feet
- 0.0564‑acre lot with R3‑1 zoning
- Semi‑detached brick construction completed in 1999
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$49,030
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.17%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$980,600
$980.6K
Cap Rate 7%
$700,429
$700.4K
Cap Rate 9%
$544,778
$544.8K
Market Conditions
NOI Build-Up for 1,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$71.4K $51.00/SF
− Vacancy
−$1.4K −$0.97/SF
EGI
$70.0K $50.03/SF
− OpEx
−$21.0K −$15.01/SF
NOI
$49.0K $35.02/SF
Area
Brooklyn, NY
Vacancy
1.90%
Lease Rate
$51.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$980,600
Cap Rate 7%
$700,429
Cap Rate 9%
$544,778
Alternative Uses
Best Use
Multifamily LT 5
$700.4K
$612.9K – $817.2K
NOI $49,030 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$610.6K
$534.3K – $712.4K
NOI $42,741 @ 7.0% cap · market cap 4.50%
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,144 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,510
Businesses Nearby
Explore this area
Business Placement
Demographics for 11234, NY
92,133
Population
35,167
Households
2.6
Avg Household Size
41
Median Age
39%
College-Educated
89%
High-School Grad
7.4 sq mi
ZIP Area
12,450
Density / Sq Mi
$94,434
Median Household Income
$55,206
Median Earnings
$1,771
Median Rent
$746,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Brick duplex with three bedrooms, multiple baths, private parking, outdoor space, and central air and heat throughout.
Where is this duplex located?
The property is located at 15 Bergen Beach Place Brooklyn, NY.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Three‑bedroom, four‑bathroom duplex with 1,400 square feet; 0.0564‑acre lot with R3‑1 zoning; Semi‑detached brick construction completed in 1999
